Duplex with Screened
For Sale
$1,700,000
Pending
10650 SW 77th Court, Pinecrest, FL 33156
Well-maintained duplex with two 3-bedroom, 2-bath units, indoor laundry, and screened patios.
Property Size4,007 SF
Days on Market49
Property Features for 10650 SW 77th Court
General Information
Standard status
Pending
Size
4,007 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Year Built
1972
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Drew Kern · License #0628522
(305) 329-7744
Source:
Lehmannflorida
Added: Jul 16
Changed: Aug 8
Last Checked: Jul 29 at 6:12AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS EWM Realty
Investment Insights
Based on property information with market context.
This well-maintained duplex includes two spacious 3-bedroom, 2-bath units. Each unit is laid out with formal living and dining rooms, plus a comfortable family room. Interior convenience is supported by an indoor laundry room, and both units feature a screened patio.
Additional upgrades include impact windows, a metal roof, and a whole-house generator. Ample on-site parking supports day-to-day resident and guest convenience. The property sits on a picturesque canal and includes a private dock.
Located in the Village of Pinecrest at 10650 SW 77th Court, the duplex offers proximity to shopping, dining, parks, and top schools.
Additional upgrades include impact windows, a metal roof, and a whole-house generator. Ample on-site parking supports day-to-day resident and guest convenience. The property sits on a picturesque canal and includes a private dock.
Located in the Village of Pinecrest at 10650 SW 77th Court, the duplex offers proximity to shopping, dining, parks, and top schools.
Key Highlights
- Well‑maintained duplex built in 1972 with two 3‑bedroom, 2‑bath units
- Each unit includes formal living and dining rooms, plus a family room
- Indoor laundry room and screened patio included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$66,796
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,335,920
$1.3M
Cap Rate 7%
$954,229
$954.2K
Cap Rate 9%
$742,178
$742.2K
Market Conditions
NOI Build-Up for 4,007 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$101.0K $25.20/SF
− Vacancy
−$5.6K −$1.39/SF
EGI
$95.4K $23.81/SF
− OpEx
−$28.6K −$7.14/SF
NOI
$66.8K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,335,920
Cap Rate 7%
$954,229
Cap Rate 9%
$742,178
Alternative Uses
Best Use
Multifamily LT 5
$954.2K
$835.0K – $1.11M
NOI $66,796 @ 7.0% cap · market cap 3.93%
Second Best
Apartment 5plus
$880.4K
$770.3K – $1.03M
NOI $61,625 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,304 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
809
Businesses Nearby
Explore this area
Business Placement
Demographics for 33156, FL
34,036
Population
13,215
Households
2.6
Avg Household Size
42
Median Age
66%
College-Educated
97%
High-School Grad
13.9 sq mi
ZIP Area
2,449
Density / Sq Mi
$134,720
Median Household Income
$66,117
Median Earnings
$1,936
Median Rent
$1,063,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with two 3-bedroom, 2-bath units, indoor laundry, and screened patios.
Where is this duplex located?
The property is located at 10650 SW 77th Court Pinecrest, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Well‑maintained duplex built in 1972 with two 3‑bedroom, 2‑bath units; Each unit includes formal living and dining rooms, plus a family room; Indoor laundry room and screened patio included
